paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the abovementioned chemicals should be conducted in compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC’s Preliminary Endangerment Assessment (PEA) Guidance Manual.
2. DTSC recommends all imported soil/fill material be tested to ensure all COCs meet screening levels as outlined in DTSC's PEA Guidance Manual. Furthermore, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil/fill material there should be documentation of the origins of the soil/fill material and, if applicable, sampling be conducted to ensure that the imported soil/fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the soil/fill and knowledge of prior land use.
3. The City of Corona should consider soil testing as mentioned in comment #2. If, in the event any COC results are above DTSC residential screening levels, DTSC recommends the City of Corona address the contaminations within the Project area through an Environmental Site Assessment and/or receive oversight from a selfcertified local agency, DTSC or Regional Water Quality Control Board. If entering into one of DTSC’s voluntary agreements, please note that DTSC uses a single standard Request for Lead Agency Oversight Application for all agreement types.
Please apply for DTSC oversight using this link: Request for Agency Oversight Application. Submittal of the online application includes an agreement to pay costs incurred during agreement preparation. If you have any questions about the application portal, please contact the relevant Regional Brownfield Coordinator for your Project.
DTSC would like to thank you for the opportunity to comment on the MND for the Northgate Gonzalez Market. Thank you for your assistance in protecting California’s people and environment from the harmful effects of toxic substances. If you have any Rocio Lopez
November 25, 2025
questions or would like clarification on DTSC’s comments, please respond to this letter or via our CEQA Review email for additional guidance.
Sincerely,
Dave Kereazis
Associate Environmental Planner
HWMPPermitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Marco Arzola
Project Applicant VP of Design and Construction
Northgate Gonzalez Market
[email protected]
Tamara Purvis
Associate Environmental Planner
HWMP Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Associate Governmental Program Analyst
HWMP Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
“Improving lives and communities through transportation” 1 December 11, 2025
Route & Postmile #: SR-91/ PM 6.252
Cross Street: W. Sixth Street & S. Main Street
GTS ID: 38530
SCH #: 2025110646
City of Corona
Planning Division
Attn: Rocio Lopez
400 S Vicentia Ave,
Corona, CA 92882
Subject: Caltrans LDR Branch Review of the Corona Northgate Gonzalez Market Project The California Department of Transportation (Caltrans) Local Development Review (LDR) Branch has completed its review of the Northgate González Market Mitigated Negative Declaration (MND) and related Traffic Impact Analysis (TIA). The project site is located in the City of Corona at the northwest corner of W. Sixth Street and S. Main Street, encompassing 13 parcels as well as portions of W. Fifth Street and W. Fourth Street. The site is approximately 1,200 feet from the State Route 91 (SR-91) and S. Main Street interchange.
The project site is partially vacant and currently includes a strip retail building slated for demolition, a vacant bank, and two vacant parcels along W. Fourth Street. Existing zoning includes Downtown (D), Single Family (SF), and Gateway Business (GB), with General Plan land use designations of Mixed Use Downtown (MUD), Low Density Residential (LDR), and General Commercial (GC).
The proposed Project includes a General Plan Amendment (GPA2024-0003), Specific Plan Amendment (SPA2024-0003), Parcel Map 38981 (PM 38981), and Precise Plan (PP2024-0001) to allow development of a 40,000-square-foot Northgate González grocery store and the remodel of an existing 6,930-square-foot bank building into a bank and restaurant use. The 4.88-acre site consists of 13 parcels that will be merged into one through PM 38981.
The GPA would change the land use of two parcels from Low Density Residential (LDR) and General Commercial (GC) to Mixed Use Downtown (MUD). The SPA would rezone these parcels from Single Family (SF) and Gateway Business (GB) to Downtown (D). The Project also includes new landscaping, parking, and public right-of-way improvements, including sidewalks, curb and gutter, utilities, and stormwater infrastructure upgrades.
DISTRICT 8
464 WEST 4TH STREET
SAN BERNARDINO CA, 92401
(909) 925-7520
www.dot.ca.gov
“Improving lives and communities through transportation” 2 Based on the information available, we are submitting the following comments and recommendations for your consideration:
Local Development Review
Vehicle Miles Traveled (VMT):
Although the project’s VMT impacts are considered less than significant, we strongly recommend implementing VMT reduction strategies wherever feasible. Such measures can help advance long-term sustainability goals, enhance multimodal accessibility, and support environmentally responsible development. Below are a few recommendations that may be appropriate for this project:
1. Install bicycle racks near the front entrance of the market to provide convenient and secure parking for cyclists.
2. Continue developing a cohesive and functional bicycle network within the City of Corona to better connect residents to the proposed project.
Traffic Operations
General:
1. Update the PE stamp on TIA as it has expired.
2. Include truck turning templates for nearby intersections on the State Highway System (SHS).
Traffic Impact Analysis:
3. Include horizon year scenario with and without the project in the traffic analysis.
4. Include queuing analysis for all scenarios at locations on the State Highway System (SHS).
5. Use a speed of 40 mph for all on and off ramps for the SR-91 and Main St interchange VISTRO analysis.
Safety Review:
6. Consider preparing a Traffic Safety Review as a stand-alone report for proposed land use projects and plans affecting the State Highway System. Local Development Review (LDR) Safety Review Practitioner’s Guidance.
a) Please analyze the existing crash data and discuss project’s impact on safety as needed.
b) To request crash data on the State Highway System, please submit your request via our California Public Records Act (CPRA) portal at mycusthelp.com. c) Please provide appropriate countermeasures (if any) to mitigate/reduce project’s impact.
7. Please analyze safety concerns related to the increase in traffic volumes and potential queuing, propose appropriate mitigation measures as necessary.
Equitable Access
If any Caltrans facilities are impacted by the project, they must comply with American Disabilities Act (ADA) Standards upon project completion. Additionally, the project must ensure the maintenance of bicycle and pedestrian access throughout the construction phase. These access considerations align with Caltrans’ equity mission to provide a safe, sustainable, and equitable transportation network for all users.
Caltrans Encroachment Permit
Be advised that any permanent work or temporary traffic control that encroaches onto Caltrans’ right-of-way requires a Caltrans-issued encroachment permit. “Improving lives and communities through transportation” 3 For information regarding the Encroachment Permit application and submittal requirements, contact:
Caltrans Office of Encroachment Permits
464 West 4th Street, Basement, MS 619
San Bernardino, CA 92401-1400
(909) 383-4526
[email protected]
https://dot.ca.gov/programs/traffic-operations/ep
Important Note: All new permit applications must now be submitted through our new CEPS Online Portal at: https://ceps.dot.ca.gov/ Please be advised that LDR's point of contact role will conclude upon the completion of the development entitlement process. Once project is entitled, the Encroachment Permit Office will serve as the primary point of contact moving forward.
Thank you again for including Caltrans in the review process. Should you have any questions regarding this letter, or for future notifications and requests for review of new projects, please email [email protected] or call 909-925-7520.
Sincerely,
Janki Patel
Branch Chief - Local Development Review
Division of Transportation Planning
Caltrans District 8
MEMORANDUM
N:\4600\2224620 - Northgate Market, Corona\Report\4620 - Northgate Market Response to Caltrans Comments - Corona, 12-23-2025.doc To: Ms. Rocio Lopez, MPA
City of Corona
Date: December 23, 2025
From: Keil D. Maberry, P.E., Principal
Angela Besa, P.E., Transportation Engineer III
Linscott, Law & Greenspan, Engineers
LLG Ref: 2.24.4620.1
Subject: Response to Comments Memorandum for Northgate Market – Corona Linscott, Law & Greenspan, Engineers (LLG) is pleased to provide the following responses to address comments provided in the Caltrans District 8 LDR Branch Review Letter, dated December 11, 2025, of the Traffic Impact Analysis Report for Northgate Market, dated July 10, 2025. The Caltrans Letter is attached and referenced in our responses provided below.
Response to Caltrans Traffic Analysis Comments:
Response to Local Development Review: Comment acknowledged.
1. Bicycle racks will be provided consistent with City of Corona requirements.
2. The bicycle network will be developed within the vicinity of the Project site consistent with City of Corona requirements.
Response to Traffic Operations:
General:
1. Comment acknowledged. The PE stamp will be updated accordingly.
2. Given that the Main Street/SR-91 Interchange was recently reconstructed in conjunction with the SR-91 Freeway Project, the ramps were reconstructed to adequately accommodate large truck movements
Traffic Impact Analysis:
3. Horizon analysis is not required per City of Corona TIA Guidelines.
4. Comment acknowledged. Review of the level of service analyses within the TIA revealed no freeway ramp queuing deficiencies at SR-91/Main Street Interchange.
5. Comment acknowledged. Using 40 mph would not change the acceptable queuing results.
Safety Review:
6. Comment acknowledged. The Project has no direct access to the State Highway System (SHS).
a) Not applicable (No direct SHS access)
b) Not applicable (No direct SHS access)
Ms. Rocio Lopez, MPA
December 23, 2025
N:\4600\2224620 - Northgate Market, Corona\Report\4620 - Northgate Market Response to Caltrans Comments - Corona, 12-23-2025.doc c) Not applicable (No direct SHS access)
7. Comment acknowledged. The Project has no direct access to the State Highway System (SHS).
Response to Equitable Access: Comment acknowledged. No Caltrans facilities are impacted by the proposed Project. However, ADA, bicycle, and pedestrians access will be maintained per City of Corona requirements.
Response to Caltrans Encroachment Permit: Comment acknowledged. It is not anticipated that any permanent work or temporary traffic control will encroach into Caltrans right-of-way.
* * * * * * * * * * *
Please let us know if you have any comments or questions regarding this response memorandum.
Attachment